Follow the dollars · Assumption only
A complete cash picture for Dec 1, 2026
Your down payment$80,052Cash toward the purchase price.
Closing costs + prepaids$12,236Not just lender fees.
Before credits & paid funds$92,288The complete starting cash picture.
Estimated remaining funds due at closing
$92,288No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$80,051.86
Your down payment$80,051.86
Closing costs + prepaids$12,236.18
Total buyer cash needed$92,288.04
Remaining funds due$92,288.04
Closing costs, itemized
Fees first, then prepaids and escrow.
Assumption fee$763.00
Credit report$200.00
Tax service$80.00
UMe assumption specialist (1%)$3,850.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$1,524.74
Home insurance (12 months up front)$1,800.00
Insurance escrow (3 months)$450.00
Property tax escrow (3 months)$446.75
Initial HOA (3 months)$240.99
Prepaid interest, first (31 days)$955.70
Fees + prepaids$12,236.18
Your down payment is the seller’s equity. You take over the $304,948 balance, so the rest of the $385,000 price is paid at closing. A second mortgage can cover part of it. $92,288.04 is due at closing. Uses and sources reconcile at $397,236.18 each. Not a Closing Disclosure.